3310 Loveland Blvd #1606 · Charlotte Harbor, FL 33980

$95,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 3 Days on market

Built 1992 $303/mo HOA · 16% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey furnished 2nd floor 2/2 condo in pristine, conveniently located Lakes Edge Condominiums. Peaceful and pastoral views from the screened and tiled lanai plus partial lake view from the front. Unit features large fully applianced kitchen with breakfast bar and closet pantry. Master bedroom has a generous walk in closet. Laundry room is inside the unit and features a brand new front loading washer/dryer plus storage. Amenities include an on site office, incredibly low monthly maintenance fee, assigned parking space right in front of unit, large private lake, gazebo, heated pool, pier and grills. Use of the Loveland Courtyard pool is also included. AC was totally replaced in 2015 and hot water heater in 2014.

Key facts

• Clubhouse
• Dedicated parking
• $303 HOA

Tags

• PRIVATE OUTDOOR PATIO AREA
• DEDICATED PARKING
• COMMUNITY SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Unit furnished: negotiable
• Financial info: Lease restrictions apply; Total annual association fees listed as $3,640
• HOA & community: HOA required; Monthly HOA $303.33 (quarterly fee listed as $910); Association approval required; Association includes pool, clubhouse, maintenance (structure and grounds), management, pest control, private road, sewer, water, trash, escrow reserves; Pets allowed with limits (dogs and cats, max 30 lbs)

Exterior

• Parking: Private maintained road access; Asphalt road surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; High-speed internet available; Water connected; Sewer connected
• Home design: Condominium; Residential property; One level; 2 total stories in building; Faces southwest; Homestead status
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building 1600
• Exterior features: Sliding doors; Sidewalk

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room / dining room combo; Thermostat; Window treatments; Blinds; Storm windows; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $95,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.06% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.43×
• Total profit: $11,528
• Equity at exit: $14,165

10-year hold

• IRR: 17.1%
• Equity multiple: 2.15×
• Total profit: $30,684
• Equity at exit: $8,214

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 600
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$498
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$40
• HOA: −$303
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $508

Break-even live

Break-even rent $1,309

Max offer price $95,000

Occupancy floor 69%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	21d	1	0.54mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	21d	1	0.55mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	21d	1	0.63mi
25038 Harborview Rd Unit B Punta Gorda, FL	2.0	2.0	1188	$1,600	$1.35	21d	1	0.86mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	21d	1	0.87mi
24717 Snook Ave Unit 11 D Punta Gorda, FL	3.0	2.0	1500	$2,000	$1.33	21d	1	0.93mi
23465 Harborview Rd Port Charlotte, FL	2.0	2.0	1480	$1,975	$1.33	21d	2	1.27mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	21d	1	1.39mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	21d	1	1.41mi

HOA detail condo

• Monthly dues: $303 · $3,636/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-04-30
   status Pending
2. 2026-04-26
   listed $95,000 Active
3. 2016-07-14
   soldstatus $83,500 Sold 721-char remark

   Show marketing remark (721 chars)

   Turnkey furnished 2nd floor 2/2 condo in pristine, conveniently located Lakes Edge Condominiums. Peaceful and pastoral views from the screened and tiled lanai plus partial lake view from the front. Unit features large fully applianced kitchen with breakfast bar and closet pantry. Master bedroom has a generous walk in closet. Laundry room is inside the unit and features a brand new front loading washer/dryer plus storage. Amenities include an on site office, incredibly low monthly maintenance fee, assigned parking space right in front of unit, large private lake, gazebo, heated pool, pier and grills. Use of the Loveland Courtyard pool is also included. AC was totally replaced in 2015 and hot water heater in 2014.

4. 2016-07-12
   soldstatus $83,500
5. 2016-06-22
   historical Contingent - Inspections 721-char remark

   Show marketing remark (721 chars)

   Turnkey furnished 2nd floor 2/2 condo in pristine, conveniently located Lakes Edge Condominiums. Peaceful and pastoral views from the screened and tiled lanai plus partial lake view from the front. Unit features large fully applianced kitchen with breakfast bar and closet pantry. Master bedroom has a generous walk in closet. Laundry room is inside the unit and features a brand new front loading washer/dryer plus storage. Amenities include an on site office, incredibly low monthly maintenance fee, assigned parking space right in front of unit, large private lake, gazebo, heated pool, pier and grills. Use of the Loveland Courtyard pool is also included. AC was totally replaced in 2015 and hot water heater in 2014.

6. 2016-05-25
   listed $95,000 Active 721-char remark

   Show marketing remark (721 chars)

   Turnkey furnished 2nd floor 2/2 condo in pristine, conveniently located Lakes Edge Condominiums. Peaceful and pastoral views from the screened and tiled lanai plus partial lake view from the front. Unit features large fully applianced kitchen with breakfast bar and closet pantry. Master bedroom has a generous walk in closet. Laundry room is inside the unit and features a brand new front loading washer/dryer plus storage. Amenities include an on site office, incredibly low monthly maintenance fee, assigned parking space right in front of unit, large private lake, gazebo, heated pool, pier and grills. Use of the Loveland Courtyard pool is also included. AC was totally replaced in 2015 and hot water heater in 2014.

7. 2009-03-13
   soldstatus $44,900 381-char remark

   Show marketing remark (381 chars)

   Property sold AS IS with right to inspect. Cash buyers must have proof of funds in their name and all mortgage buyers must have prequalification letter. No offer will be submitted without all paperwork complete per Seller. Download all attachments from MLS for your offer. All must be filled out (typed or neatly printed) and submitted with your offer. * SEE REALTOR ONLY REMARKS *

8. 2008-10-23
   listed $44,900 381-char remark

   Show marketing remark (381 chars)

   Property sold AS IS with right to inspect. Cash buyers must have proof of funds in their name and all mortgage buyers must have prequalification letter. No offer will be submitted without all paperwork complete per Seller. Download all attachments from MLS for your offer. All must be filled out (typed or neatly printed) and submitted with your offer. * SEE REALTOR ONLY REMARKS *

9. 2006-07-26
   listed $105,900
10. 2006-07-25
    listed $105,900
11. 2005-09-22
    soldstatus $130,000
12. 2005-09-16
    soldstatus $130,000
13. 2005-08-10
    listed $132,900
14. 2005-04-25
    historical
15. 2005-02-13
    listed $149,900
16. 2001-10-26
    soldstatus $63,000
17. 1998-05-27
    soldstatus $54,000
18. 1992-04-01
    soldstatus $48,702

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,431
• − Mortgage interest: −$5,321
• − Property taxes: −$2,320
• − Insurance: −$475
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$3,636
• − Depreciation: −$2,764
• Taxable income: $5,166
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,861/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 of 73 in FL

Livability — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+95.1% since first listed

18 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-14 Sold (MLS) $83,500 Stellar MLS as Distributed by MLS Grid
• 2016-07-12 Sold (Public Records) $83,500 Public Records
• 2016-06-22 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-05-25 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-13 Sold (MLS) $44,900 Stellar MLS as Distributed by MLS Grid
• 2008-10-23 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-26 Listed $105,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-25 Listed $105,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-22 Sold (Public Records) $130,000 Public Records
• 2005-09-16 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-10 Listed $132,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-02-13 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2001-10-26 Sold (Public Records) $63,000 Public Records
• 1998-05-27 Sold (Public Records) $54,000 Public Records
• 1992-04-01 Sold (Public Records) $48,702 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,320 · -9.7% YoY. Source: county tax records.